DELEGATED ITEM REPORT

Planning Case Officer: P File No: Authorised by: CF NP Number: Date of Report: National Guidance: Core Strategy: Local Plan Codes:

List of Background Papers (not previously published)

Human Rights

Any human rights issues have been considered and addressed in the preparation of this report.

Report:

Site and surroundings

Park Farm lies to the north of the village of Ashford in the Water, together with a few outlying residences, and the Artisan employment units which are currently under construction. It is visually separated from the village by the topography of the adjacent land to the south. There remains an agricultural building on the site, this is being used to store machinery. The site also has a silage clamp to the east of the site this is on slightly higher ground amongst the trees. There is a holiday cottage immediately adjacent to the site.

The site is in close proximity to the Thornbridge Conservation Area. This lies just 17m to the east of the site. This also corresponds with a change in the landscape character type. The site being within the valley farmlands with villages landscape character type and the land to the east the estate lands landscape character type.

A footpath runs through the wider site but this will not be affected by the proposal.

Proposal

The proposal is to erect a new agricultural building this would be to the north of the artisan employment units.

The building is 37.4m x 14.6m, its eaves height is 4.4m with a ridge height of 6.7m. It has concrete panels up to approximately 1.2m then vertical timber boarding over and its roof is clad with sheets finished in a dark slate blue colour. It is an 8 bay, steel portal frame building.

History

NP/DDD/0112/0023 – This granted planning permission for an artisan employment facility. Restricted to agriculture, offices, R&D, light industry within B1 and a Micro Brewery (within B2). This showed the building now to be demolished as being retained for agricultural purposes. The area the new building was proposed in was shown on this plan as an area of parking and tree planting. NP/DDD/0713/0548 sought to vary the plans approved under NP/DDD/0112/0023 and erect a further artisan unit, this was 8 bay steel portal frame agricultural building. No decision was made on this application as it was withdrawn, presumably this was because the proposal was outside the scope of the original planning permission, but there is no record of this.

Policy

The Local Development Framework Core Strategy has been adopted and forms part of the Development Plan. Relevant policies include - GSP1 amongst other things GSP1 requires that all development is consistent with the National Parks legal purpose and duty to, conserve and enhance the natural beauty, wildlife and cultural heritage of the National Parks; and promote opportunities for the understanding and enjoyment of the special qualities (of the National Parks) by the public.

Policy GSP2 explains that opportunities for enhancing the valued characteristics of the National Park will be identified and acted upon. Opportunities will be taken to enhance the National Park by the treatment or removal of undesirable features or buildings.

Policy GSP3 explains that all development must conform to the following principles: Development must respect, conserve and enhance all valued characteristics of the site and buildings that are subject to the development proposal. Amongst other things particular attention will be paid to: Impact on the character and setting of buildings; scale of development appropriate to the character and appearance of the National Park; siting, landscaping and building materials; design in accordance with the National Park Authority Design Guide; impact on living conditions of communities.

GSP4 explains the Authority will consider the use of planning conditions to aid the achievement of the spatial outcomes of a scheme.

Policy L1 requires that development must conserve and enhance valued landscape character, as identified in the Landscape Strategy and Action Plan, and other valued characteristics.

CS policy L3 and Local Plan Policy LC5 deal with Conservation Areas, development would not be permitted that failed to conserve the character and appearance of the Conservation Area (including its setting) or affected its significance.

Local Plan Policy LC4 requires that the detailed treatments of development is of a high standard that respects, conserves and where possible enhances the landscape, built environment and other valued characteristics of the area. Particular attention is paid to: scale, form, mass and orientation in relation to existing buildings, settlement form and character, landscape features and the wider landscape setting; the degree to which design detail, materials, and finishes reflect or compliment the style and traditions of local buildings; the use and maintenance of landscaping to enhance new development, and the degree to which this makes use of local features and an appropriate mix of species suited to both the landscape and wildlife interests of the locality; the amenity, privacy and security of the development and of nearby properties.

LC13 deals specifically with agricultural developments and it is permissive provided they are close to the main group of buildings wherever possible and it relates well to them. It must avoid harm to the areas valued characteristics including local views, making use of the least obtrusive or otherwise damaging location and must not require obtrusive access tracks, roads or services. These need to be designed with particular respect for the landscape and its historic patterns of land use and movement, and any landscape change likely to result from agricultural or forestry practices.

The Authority has produced an SPG for agricultural buildings. This explains at para 2.17 that farm development must be fully explained and justified and at para 2.18 that failure to supply adequate information may lead to refusal. The SPG explains the basic requirements for an application. Para 3.1 explains that because of the natural beauty of the National Park, new agricultural buildings can have a very damaging impact on their surroundings without careful thought to siting, design and appearance. Para 3.4.5 this explains that it is best to keep new agricultural buildings close to the existing ones, relate well to them and make the best use of trees, walls and other landscape features. Para 3.6.3 explains the use of dark tones will help to reduce a buildings impact.

The relationship between the Core Strategy and the National Planning Framework has also been considered and it is concluded that they are consistent because the NPPF recognises the special status of National Parks and promotes sustainable development sensitive to the locally distinctive character of its setting.

Comment

Considering the above, the Development Plan and other material considerations are generally supportive of agricultural development where it is necessary, provided it would not harm the amenities or valued characteristics of the area. Appropriate design, sitting and landscaping is required and the development must conserve the character and appearance of the designated conservation area.

The similarities between this application and the withdrawn S73 application for the additional artisan unit are noted. Nevertheless the application for a replacement agricultural building needs to be determined on its individual merits.

As submitted the application lacked a robust agricultural justification. Officers have sought further clarity on the matter.

The park farm holding has 120 acres, of which 100 acres are at Thornbridge Hall. Although Park Farm has a separate holding number, cattle which normally graze at Park Farm are housed at Broad Roods during the winter months.

The agricultural building proposed is a replacement, which at present is used to store agricultural machinery. It is this storage need that the proposed building will be replacing. This will be used for the storage of tractors, farm vehicles, trailers and items of farm machinery. Hay and straw and other materials will also be accommodated as necessary. The bay sizes are design to accommodate modern machinery which is relatively large. This is accepted.

The design is of standard agricultural design and its detailing being finished in dark stained timber and dark slate blue colour roof will help to reduce its impact, which can be secured by planning condition. It will also be cut into the topography. The proposal is not considered to raise any amenity issues with the adjacent land uses. The proposal is adjacent to Thornbridge Conservation Area but its impact is acceptable given the agricultural justification for the building, the building will read in the wider landscape setting as part of the group of farm buildings.

It is noted that some landscaping is proposed but not details of this have been provided. Some tree planting will be necessary especially given that this building will be sited on the location originally intended for the scheme of tree planting to mitigate the artisan units impact. A planning condition can ensure a detailed landscaping scheme is submitted. Spoil from the development underway has been dumped in the Thornbridge Conservation Area. This has been raised with the Authority’s enforcement team. A planning condition on this application can ensure that it is agreed what happens to the spoil, which could clearly include carting it off site.

The agricultural justification for the building and its general design and detailing is accepted. This type of development is one which is only permitted with an agricultural justification which outweighs any harm that it may cause, provided that harm is minimised. It is therefore considered reasonable and necessary to ensure that the building is retained for the purposes of agriculture throughout its lifetime and require the building to be removed if it is no longer required for the purposes of agriculture. This is in accordance with Core Strategy Policies GSP2 and GSP4. Accordingly, the current application is recommended for conditional approval.

**Environmental Management**

none

**Consultation:**

Derbyshire County Council (Highways) - No objection subject to development remaining ancillary to agricultural operations of Park Farm with no future sub-letting or selling-off.

Ashford Parish Council – No objection

Peak District National Park Authority Rangers - Whilst the proposal does not affect a public right of way nor require a diversion order, the agricultural access at the eastern side of the site does cross a public right of way. The line of this path should remain unobstructed at all times, and if the access proposes to significantly alter land levels at this crossing, or the works proposed require a temporary stopping up of public access at this location, the developer should contact the Highway Authority (in this case Derbyshire County Council) and consult with their rights of way team.

Derbyshire Dales District Council – No response to date.

A site notice has been erected but no representations have been received.

**Officer recommendation:**

The application is recommended for approval subject to the following conditions-

1. Standard time limit.
2. Development in complete accordance with the submitted plans ‘ASA/15’, ‘ASA/16’, and specifications subject to the following conditions or modifications.
3. Prior to commencing use of the building hereby permitted the existing agricultural building shall be demolished as detailed on the approved plans ‘ASA/16’ and shall be permanently removed from the site and holding.
4. Remove building when no longer required for the purposes of agriculture.
5. Remove pd rights for change of use.
6. Prior to the disposal of any spoil arising from the works, precise details of the disposal shall be submitted to and approved in writing by the National Park Authority. All spoil shall then be disposed of in accordance with the approved details.
7. Sheeting for the roof and walls and doors shall be factory colour coated 12B29 and shall be permanently so maintained.
8. Submit Landscaping scheme